8 Tan Yr Allt Rhostryfan, Caernarfon, Gwynedd

Description

FOR SALE VIA ONLINE UNCONDITIONAL AUCTION. Bidding opens Monday 9th November at 12 midday and closes approximately 48 hours later on Wednesday 11th November from 12 midday. Title Number: WA473036. A survey following an oil leak estimates reinstatement schedule of works to cost circa £100,000 + VAT. The photos were prior to inspections taking place at the property.

Accommodation

Entrance Hall; WC 1.08m x 2.16m; Bedroom One 3.62m x 3.02m; Lounge 5.76m x 4.03m; Kitchen/Diner 3.25m x 7.05m; Garage 3.25m x 5.53m; Garden Room 3.25m x 0.92m; First Floor Landing; Bedroom Two 3.25m x 4.54m; Bedroom Three 2.79m x 6.24m; Bathroom 1.68m x 3.6m; Storage 1.68m x 1.66m.

Location

Quiet, end-of-cul-de-sac location within the popular rural village of Rhostryfan. The property has a generous-sized garden to both the front and rear.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is Bryn Ochr, 1 Tan Yr Allt, a detached freehold property on the same street, sold for £345,000 in March 2025. Older same-street detached sales range from £160,000 to £190,000 but are not directly comparable in date. A base GDV of £345,000 is therefore used, subject to substantial uncertainty regarding condition, specification and comparability. The property has an oil-leak reinstatement estimate of circa £100,000 plus VAT, and the listing photographs pre-date inspection.

Investment Snapshot

Strategy Recommendation

Only consider a refurbishment-led hold or BRRR if the full survey, insurance position and reinstatement scope are satisfactory. Bid discipline is essential because the £100,000 works figure excludes VAT and other charges; avoid relying on the £345,000 GDV without independent validation.

Works Required

Complete the survey-based oil-leak reinstatement works, budgeted at circa £100,000 plus VAT. The detailed scope is not supplied, and the photographs pre-date inspection, so no additional works are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At an £80,000 purchase price, £100,000 works allowance and £3,600 admin charge, analysed total cost is £183,600 before VAT on works, other auction charges, finance, tax and any transaction costs. A 75% refinance against the £345,000 base GDV would be £258,750, implying £75,150 of cash potentially released before refinance costs and valuation risk. This depends heavily on the GDV, completed works, lender acceptance and the property's insurability after the oil leak.

Buy-to-Let Analysis

Using the single advertised asking rent of £1,075 pcm, annual gross rent is £12,900. At the £80,000 lower guide, this equates to 16.13% gross yield before works, finance, operating costs and tax. Including the £100,000 works allowance and £3,600 admin charge, the gross yield on the £183,600 analysed cost is 7.03%. The rent is asking evidence rather than achieved rent and may not reflect this property's condition or exact marketability.

Flip Analysis

On the supplied base GDV, the simple surplus before selling costs, finance, tax, VAT on works and unspecified auction charges is £161,400 against the £183,600 analysed acquisition-and-works cost. No supported selling allowance is available, so a formal flip surplus is not calculated. The result is highly sensitive to the single recent comparable and the final reinstatement cost.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• Oil-leak reinstatement is estimated at circa £100,000 plus VAT, with no detailed scope supplied.

• Listing photographs pre-date inspections, so the visible condition may not represent the current condition.

• The £345,000 GDV relies principally on one same-street sale and may not be comparable in size, specification or condition.

• The £1,075 pcm figure is an advertised asking rent, not an achieved rent or property-specific valuation.

• Special Conditions of Sale may add search fees, sellers' costs, legal fees, transfer fees and other disbursements.

• The auction is unconditional, creating completion risk if the full works, insurance or funding position is not confirmed before bidding.

• The analysed costs exclude VAT on works, finance, tax and unspecified transaction or selling costs.

Recommendation

Only consider a refurbishment-led hold or BRRR if the full survey, insurance position and reinstatement scope are satisfactory. Bid discipline is essential because the £100,000 works figure excludes VAT and other charges; avoid relying on the £345,000 GDV without independent validation.

Strategy Rating

Analysis Confidence

There is one recent same-street detached sale and one advertised rent, but the property's oil-leak damage, full works scope, VAT, additional auction charges, insurance position and final market value are unresolved.